Choosing A Reputable Contractor
If you are considering a home renovation, or constructing a custom new home, choosing a reputable contactor is vitally important. As you do your research and are making inquiries, here are some important points you need to consider before deciding on your contractor.
Should you use a Design Build Firm?
One of the first decisions you will need to make is whether to use a Design Build Firm. With a Design Build Firm, everything is completed under one roof. Otherwise, you need to find an architect to create your design, and once you have your design, find a contractor to build it.
Design Build Firms have in-house residential architects who are familiar with the costs of construction and have experience working with municipalities, handling various zoning issues and codes. The architects are aware of issues that affect construction – such as removing a load bearing wall. Whomever you choose to create your design, be sure their architects are experienced in RESIDENTIAL design. Ideally, they should also have an Engineer on staff. Their CAD / Revit designers should be able to give you 3D renderings to see what the finished project will look like. Knowing typical hurdles (and how to avoid them) and realistic costs involved in construction will ensure you get plans that are realistic for your home and budget.
Agape Construction is a Design Build Firm with in-house architects, an engineer, and Revit designers who are all experienced in residential design.
Reputable Contractor
Regardless of whether you choose a Design Build Firm or not, you need to make sure you hire a reputable company. Find out how long they have been in business and make sure that they have a brick-and-mortar location. You want to make sure that it is a legitimate business, not just some guy and his truck who could walk away in the middle of construction.
Look them up on the BBB and check out their website. Have they received any awards, accreditations, or reviews? Do you know anyone who has used them?
Make sure they have insurance! Ask to see their COI (Certificate of Insurance) and ask if they use subcontractors. If so, they should require all subs to be fully insured. The Certificates of Insurance should include workers’ compensation, general liability and auto liability. If the contractor is not insured, you should not use them! If there is an injury, even if it’s their fault, you could be in financial trouble. They may sue you as the homeowner to cover damages!
The contractor may ask you to check with your insurance company if you need to add a Builder’s Risk Insurance policy rider to your homeowner’s insurance policy. If they don’t, it is a good idea to let your insurer know of your plans to get work done on your home. Your insurance company may have requirements.
Ask the contractor if they have experience dealing with your municipality – pulling permits, dealing with their Architecture Review Board, Board of Adjustments, and various city departments that may need to see blueprints to give approval.
Agape Construction has been in business since 1985. We now have 2 brick and mortar locations, 1 in Kirkwood and 1 in Chesterfield! We are fully insured, as are all our subcontractors. We have received numerous awards over the years including the BBB Torch Award! We have ample experience working with the municipalities across St. Louis County, St. Charles County, and experience working with St. Louis City.
Contract
You’ve chosen your preferred company and are ready to sign a contract! You should get a contract with the price spelled out. You will most likely have allowances that could go up or down depending on what materials you choose. Be aware of things that can change your project’s price such as finding a structural issue that needs to be remedied or adding elements to the project not in the original scope of work. If they do find an issue, will the additional cost be just time and materials and if so, what is the charge per hour for time?
Usually, a contractor will require a deposit for the work that will be done and then set up a payment schedule based on the timeline of the job. If you are financing the project, consider using a Construction Disbursing Company. They will work in conjunction with your financial institution. The disbursing company will see to it that all the bills are paid, and lien waivers are collected from the vendors, subcontractors and the contractor.
Don’t be afraid to ask questions and reach out to your Project Manager. Be aware of who you can call about your project.
At Agape, the client has a Project Consultant, Project Manager and lead carpenter they can talk to. Agape strives to be the most ethical contractor in the St. Louis area. Thinking of a home renovation or new home construction? Contact Agape Construction today!
